Buy a home in Surprise and the West Valley

I'm Teigh Wade, REALTOR® with HomeSmart Elite Group, HomeSmart. As your buyer's agent, I represent your interests, not the seller's. That means helping you find the right home, explaining what you're signing, negotiating for you and keeping the transaction on track from your first tour to the day you get the keys.

I offer mobile buyer consultations, so I come to you. We'll talk about where you want to live, what you need in a home, your timing, and how the process works in Arizona. I work in Surprise, Waddell, Wickenburg, Phoenix and across the West Valley, and I represent buyers throughout Arizona.

Since August 17, 2024, National Association of REALTORS® rules have required agents who work with a buyer to sign a written agreement with that buyer before touring a home together, whether the tour is in person or live and virtual. Walking into an open house on your own, or simply asking an agent about their services, doesn't require one.

The agreement spells out the services I'll provide and how I'll be paid. Compensation has to be clearly stated, not open-ended, and it's negotiable; it isn't set by law. The agreement also covers how long it lasts and how it can end. I'll go over every line with you before you sign, and you're welcome to ask questions or have it reviewed by an attorney.

Pre-approval tells you what a lender is willing to lend and gives sellers confidence in your offer. Most sellers expect to see a pre-approval letter or proof of funds with any offer.

I don't set or promise interest rates, and I'm not a lender. What I do have is a strong referral network, so if you don't have a lender yet, I can connect you with loan officers to compare. Talk with them about loan types, down payment, closing costs and monthly payments. Then we search with a clear budget in mind. If you're buying for the first time, my first-time home buyers page goes deeper on budgeting and down payment assistance.

You can start looking any time with the home search on this site, which shows live MLS listings across the Valley. Save the homes you like and send them to me. I'll pull extra details, check the HOA, look at the history of the listing and tell you what I know about the area.

I can also set up a search that sends you new listings that match what you want, so you see them as soon as they hit the market. You can see my own active and recent listings on the my listings page, and learn about specific cities on the areas page.

Once you've signed a buyer agreement, I schedule showings and tour homes with you. I'll point out the things that are easy to miss: the age of the roof and AC unit, signs of water damage, how the lot drains, the condition of a pool and its equipment, and whether the home has leased or owned solar. In summer, I'll also note which way the home faces and where the afternoon sun hits, since that affects comfort and cooling.

Take notes and photos where allowed. After a few tours, patterns usually appear in what you love and what you can live without.

Most Arizona resale purchases use the Arizona Association of REALTORS® (AAR) Residential Resale Real Estate Purchase Contract. Price matters, but so do the other terms. Together we'll decide on:

• Your offer price, based on recent comparable sales
• Your earnest money deposit
• Your financing type and down payment
• Your close of escrow date
• Any seller concessions toward your closing costs
• A home warranty, if you want one
• Any personal property, such as appliances, that you want included

If the seller counters, I'll explain the changes and help you decide how to respond. In a competitive situation, I'll talk with you about ways to strengthen your offer without taking on risks you're not comfortable with.

Earnest money is a deposit that shows the seller you're serious. In Arizona, it's held by the escrow company, not by the seller or the agents. The amount is negotiable and written into the contract. At closing, it's usually credited toward your down payment and closing costs.

Whether you can get your earnest money back if you cancel depends on why and when you cancel under the contract terms. For example, cancelling within the inspection period using the proper notice generally protects your deposit. Missing a deadline can put it at risk, which is one reason I track every date closely.

Always confirm wiring instructions by phone with the escrow company at a number you know is correct before sending any funds. Wire fraud targets home buyers.

Under the AAR contract, you have an inspection period to investigate the home. By default it's 10 days after contract acceptance, unless your contract sets a different length. This is the time to hire a home inspector and any specialists you need, such as roof, pool, HVAC, pest or sewer inspections. It's also the time to review the seller's disclosures, check insurance, and confirm anything else that matters to you, like square footage.

If you want repairs or have concerns, we deliver the Buyer's Inspection Notice and Seller's Response, known as the BINSR, before the inspection period ends. The seller then has a set number of days to respond (five days by default). They can agree, refuse or offer something different. If they don't agree to everything, you'll have a short window to decide whether to accept their response or cancel. I'll help you prioritize requests and keep every deadline.

If you're financing, your lender orders an appraisal to confirm the home supports the loan. If the appraisal comes in at or above your price, the loan process continues.

If it comes in below your price, the AAR contract's appraisal contingency gives you five days after notice of the appraised value to cancel and recover your earnest money, unless your contract says otherwise. Often buyers and sellers renegotiate instead: the seller lowers the price, you bring more cash, or you meet in the middle. I'll walk you through your choices.

Many West Valley homes are in a homeowners association. During escrow, you'll receive HOA disclosures and governing documents, such as the CC&Rs, bylaws, rules and architectural guidelines. Read them carefully. They cover things like dues, parking, pets, rentals, exterior paint colors, landscaping and what you can build in your yard.

Ask whether the sale triggers any HOA fees, since some associations charge fees when a property sells. If you're looking at an age-restricted (55+) community, my 55+ community buying guide explains what to know.

In Arizona, a title and escrow company handles the closing. Escrow holds your earnest money, orders the title commitment, coordinates with your lender, prepares the closing documents and makes sure funds go where they should. Under the AAR contract, you have five days after receiving the title commitment to review it and raise any objections.

Your lender will provide a loan status update during escrow and finalize your approval. Before closing, we do a final walkthrough to confirm the home's condition and any agreed repairs. You sign with escrow, your lender funds the loan, the sale records with the county and the home is yours. For a step-by-step overview, read my Arizona home buying process guide.

The West Valley has plenty of both, and each has trade-offs.

New construction

A new build gives you the latest layouts and systems, a builder's warranty and the chance to choose finishes. Builders usually use their own purchase contracts rather than the AAR resale contract, and their sales staff represent the builder, not you. Many builders have rules about when and how a buyer's agent must be introduced, so call me before your first visit to a model home. I still recommend independent inspections on new homes.

Resale

A resale home often comes with mature landscaping, finished yards, window coverings and established surroundings. You can see exactly what you're getting, and you have room to negotiate on repairs through the BINSR. You'll want to look closely at the age and condition of major systems.

I represent buyers in both situations, and I'm happy to help you compare a specific new build with resale homes nearby.